Gemini Associates

Government Approved Voluer

Chortered Engineer

Er. Brij Kishore Singh

B.E. (Civil), C. Engr. (l), M.l.E., F.l.V.
Govt. Regd. Valuer (Lic No.- Cat-U186/2012)
Chartered Engineer (M-'140756-7)

Date: I 1.05.2023

VALUATION CERTIFICATE
oTo The Assistant General Managa,
Bank of India,
Br.: - RBC, Guugram, Haryana
a Property The property under valuation is a vacant residential plot
situated at Plot No.3052, Ansal Versalia, Seclor-674
Gurugram, Haryana.

o Present Owner l. Smt. Neelu Walia W/o Sh. Sanjay Walia

2. Smt. Khushboo Kumar Wo Sh. Gaurav Kumar

Purchaser Smt. Parmila W/o Sh. Dev Raj Bhadana

a Purpose of valuation To determine the fair market value for Principal / Collateral
security / Equiable mortgage

o Valuation
Value of Property (As per \ lx rket rate) Rs.323.00 Lakh

Value of Property (As per Realizabk: rate) Rs.274.55 Lakh

Value of Property (As per Dirtress 61s) Rs.25E.40 Lakh

Value of Property (As per ( ircle rate) Rs.94.19 Lakh

CERTIFICATE
1. The present market value of property with existing conditions and specifrcation is in my
opinion Rs.323.00 Lakh
2. Value varies with the purpose. The report is not to be referred if the pupose is different
other than mentioned above.
3. This report is totally based on the documents and detail furnished by the bank and my
physical inspection.
4. This Report is issued without prejudice and on the basis of physical inspection and
document supplied by Bank.

Fteod valuer (LlB)

&.rnoaaot z

ollice cum Rssi.: H.No.35&36,Gali N0.03, Bam Chander Enclave Mobile : 9911-823-644, 9990-955-913
(Behind Zaildar Enclave) Mohan Garden, l,ttam Naqar Email: geminibks20'l 3@gmail.com
New Delhi-110059
 2ll4
GEMINI ASSOCIATES

Er. B. K. Singh
B.E. (Civil), C. Engr. (I), M.l.E., F.I.V.
Govt. Regd. Valuer (Lic No.- Cat-l/186120121
Chartered Engineering (M-140756-7)

THE ASSISTANT GENERAL MANAGER

BANK OF INDIA,
BR.: . RBC, GURUGRAM, TIARYANA

VALUATION REPORT (IN RESPECT OF LAND / SITE AND BT]ILDING)

I GENERAL

I Purpose for which valuation is made To determine the fair market value for Principal
collateral security/Equitable mortgage
2 a) Date of inspection 09.05.2023

b) Date on which the valuation is made 11.05.2023

c) In presence of None

d) Conlaot person None

3 List of documents produced for perusal

a) Sale deed Regn.No.2962 Dated I 3.06.2022
b) Agreernent to Sell Dated 16.03.2023
4a Name of the owne(s) and his / their l. Smt. Neelu Walia W/o Sh. Sanjay Walia
address (es) with Phone no. (details of 2. Smt. Khushboo Kumar Wo Sh. Gaurav Kumar
share ofeach owner in case ofjoint
ownership) (Joint ownership)

4b. Name of Purchaser Smt. Prrmila Wo Sh. Dev Raj Bhadana

5 Brief description of the property The property under valuation is a vacant

(lncluding leasehold/freehold etc) residential plot admeasurin g 225.00 Sq. Mt. or
269.10 Sq. Yd. situated at fieehold Plot No.3052,
Ansal Versali4 Sector-67A, Gurugram, Haryana

Location of property
a) Plot No. / Survey No. Plot No.3052
b) Door No As above
c) T. S. No / Village

S
The report k not to be referred if the purpose
is dffirent other than mentioned. o
qJ GoYl &pot ed
-*
* Reld valuer (t&B)
cd-v186n012

AS
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GEMINI ASSOCIATES

d) Ward i Taluka Sub Registrar - Badshahpur

e) Mandal i District Gurugram, Haryana

7 Postal address of the property Plot No.3052, Ansal Versalia, Sector-67A,
Gurugram, Haryana
8 Citv / Town City
Residential Area Yes

Comrne.clat l"ea No

Industrial Area No

9 Classification of the area

i) High/Middle/Poor Middle Class
ii) Urban / Semi Urban / Rural Urban

l0 Coming under Corporation Limit / Village Municipal Corporation Gurugram

Panchayat / Municipality
11. Whether covered under any state / Central No
Govt. enactments (e.g., Urban Land
Ceiling Act) or notified under agency area
/ scheduled area / cantonment area
12. ln case it is an agricultural Land, any No
conversion to house site plots is
contemplated
l3 Boundaries of the property (As per Site)

North Plot No.305l

South Plot No.3053

East Road

West Plot No.3067

l3a Boundaries of the property (As per Deed)

North Plot No.305 I

South Plot No.3053

East Road
West Plot No.3067
c HO

o
lu Regd vdus {t&8) -*
t cd-v186r'2012

The report is not to be referred ifthe purpose

is dilferent other lhan mentioned. AJ
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GEMINI ASSOCIATES

t4 Dimensions of the site A B

As per the deed Actual
Nortlr
South
East Plot area: 225.00 Sq. Mt. : 269.10 Sq. Yd
West
Latitude, Longitude and Coordinates
l4a. the site
of Latitude -28022'46.3"N
Longitude = 77003'43.6"E
l5 Extent of Site Plot area:225.00 Sq. Mt.:269.10 Sq. Yd
t6 Extent of site considered for valuation Plot area:225.00 Sq. Mt. :269.10 Sq. Yd
(Least of l4a & l4b)
17 Whether occupied by the owner / tenant? Under owner possession
lf occupied by tenant since how long? (Presently vacant)
Rent received per month.
l8 Property is Freehold/ Leasehold Freehold

II. CHARACTERSTICS OF THE SITE

I Classification of locality Residential area

2 Development of surrounding areas Developing area

3 Possibility of frequent flooding / No
submerging
4 Feasibility to the civic amenities like Within Nealby Limits
School, Hospital, Bus stop, Market etc
5 Level of land wilh topographical Leveled
conditions
6 Shape of land Rectangular in shape

1 Type of use to which it can be put Residential use

8 Any Usage restriction Residential use only
9 Is plot in town planning approved layout Yes
l0 Comer plot or intermittent plot Intermiftent plot
ll Road facilities Available
12. Type ofroad available at present Bituminous Road
t3 Width of road - is it below 20ft or more More thal 20' Ft. wide Road
than 20 fi.
t4 Is it a land - Locked Land? No
l5 Water potentiality Available nearby

H
The report is not to be referred if the ptrpose
is dilerent other than mentioned. oI
Covt. Arpov€d
LU
t Regd Vduer (L&B)
cd-1/18&2012
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 5il4
GEMINI ASSOCIATES

16. Underground sewerage system Available nearby

17. Power supply is available in the site Available nearby
18 Advantages of the site None

l9 General remarks, if any like threat of None

acquisition of land for pubUc sewice
purposes, road widening or applicability of
CRZ provisions etc (distance {iom the sea
coasytidal level must be incorporated)
Part - A (Valuation of Land)
1 Size of Plot
North and South
East and West

2 Total Extent ofthe plot PIot area - 225.00 Sq. Mt. - 269.10 Sq. Yd

3 Prevailing Market Rate Rs.1,10,000.00 to 1,30,000.00 per Sq. Yd.

4 Guidelines rate obtained fiom the Land rate = Rs.35,000.00 per Sq. Yd.
Registrar's Office (an evidence thereof to Land area :269.10 Sq. Yd.
be enclosed) Land value -269.10 x 35,000.00
= Rs.94,18,500.00 ---- (A)
Total covered area : Nil
Const. cost : Nil (B)
Total value (A+B) : Rs.94,18,500.00
Say Rs.94.19 Lakh
5 Assessed / adopted rate of valuation Rs.1,20,000.00 per Sq. Yd
6. Estimated value of land Rs.3,22,92,000.00
Part - B (Valuation of Building)
I Technical details of the building
a) Type ofbuilding (Residential /
commercial / Industrial)
b) Type ofconstruction (Load bearing /
R.C.C./ Steel Framed)
c) Year of construction
i) Age of building Not Applicable as vacant plot
ii) Residual life of building
d) Number of floors and heights of each
floor includin g basement, if any
e) Plinth area floor wise
0 Condition of the building
)
The report is not to be referred { the Wrpose
is dfferent other than mentioned.
o
t!
* REd. Valuer (L&B) -*
cd.r18&2012

Ao J
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GEMINI ASSOCIATES

i) Exterior - Excellent, Good,

Normal, Poor
ii) lnterior - Excellent, Good,
Normal, Poor
i) Date of issue and validity of layout
of approved map i plan

i) Approved map / plan issuing Not Applicable as vacant plol

authority I
k) Whether genuineness or authenticity
ofapproved map / plan is verified
r) Any other comments by our
empanelled valuers on authentic of
approved plan

Specifications of construction (floor wise) in respect of

Sr. Description Building

No.
I Foundation
2 Basement

3 S uperstructure

4 JoineryiDoors&windows
5 RCC Works
6 Plastering

7 Flooring, Skirting, dadoing Not Applicable as vacant plot

8 Special finish as marble, granite, wooden
paneling, grills etc
9 Roofing including weather proof course
t0 Drainage
2 Compound wall
Height
Length
Type of construction

SH

The repon is not to be refen ed f the pnrpose u., Regd Vdut, (t&8) T
is dfferent other than mentioned. t cc-r/,8a2012 *
(a

As
 7 /14

GEMINI ASSOCIATES

3 Electrical Installation
Type of wiring
Class offittings (Superior / ordinary / poor)
Nurnber of light points
Fan Points

Spare Plug points

Any other item

F
Plumbing installation Not Applicable as vacant plot
4
I
a) Nos of Water closet and their type
b) Nos of Wash basin

c) Nos of sink

c) Nos of Urinals

d) Nos of bath tub

e) Water meter, taps etc

0 Any other fixtures )

PART_ B BTIILDING

Premises:- Vacant plot

BUILDING

Sr. Particulars Covered Roof Rate Replaceme Age of Depreciati Net Value
No, of items Area in height per unit nt Cost Building on (Rs.)
(Sq. Ft.) (Rs.) (Rs.) (Years) (Nir)

I Nil

Part- C (Extra Items)

I Portico
2 Omamental Front door
3 Sit out / Verandah with steel lls Nil
4 Olerhcad watcr tank
5 Extra steel / Collapsible gates
Amount -)
HO
The report is not to be referred if the prurpose
is different other than mentioned. o
UJ Regd
*
L6B)
cd 'l/1 8020
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 8fi4
GEMINI ASSOCIATES

Part - D (Amenities)
I Wardrobes
2 Glazed tiles -
-) Extra Sinks
4 Marble / ceramic tiles flooring
5 lnterior decorations
6 Architectural elevation works Nit
7 Paneling works
8 Aluminum works
9 Aluminurn hand rails
10 False ceiling

Amount

Part - E (Miscellaneous)
I Separate toilet room

2 Separate lumber room

3 Separate water tank / sump Nil

(50,000 Liters)
4. Trees, Gardening

Amount

Part - F (Services)
I Water supply arrangements
) Drainage arrangements
3 Compound walls Nil
4 C.B. deposits, fittings etc
5 Pavements
Amount )

HO

o
The report is not to be referred tf the purpose ul Regd Vduer (t&8) -*
is dffirent other than mentioned. * cd,li 1802012

AJ
 9lt4
GEMINI ASSOCIATES

Total Abstract ofthe entire oropertv

Part -A Land Rs.3,22.92,000.00

Part - B Building Nil

Part - C Extra ltems Nit
Part - D Amenities Nil
Part - E Miscellaneous Nit
Part - F Services Nil
Total Rs.3,22,92,000.00

Say Rs.323.00 Lakh

The valuation of the property is done by land and building method, the value of land has been
calculated on basis ofenquiry from nearby Property dealers and guideline rates ofregistrar office.
I assess the present Market value is Say Rs.323.00 Lakh (Rupees Three Crore and Twenty Three
Lakh Only) which is fair and reasonable.
The Realizable Sale value is Rs.274.55 Lakh ___________ (8S%)
In case of Distress Sale the forced sale value is Rs.258.40 Lakh ------ (80%)
The Circle rate value is Rs.94.19 Lakh

The Insured value is --Nil

Govt
Re0d vruer {16
B)
Place: New Delhi 8er0
Date: I 1.05.2023
K.S
(Gort. Regd. Valuer)

(For Bank Use Only)

The undersigned has inspected the property detailed in the Valuation Report dated
on We are satisfied that the fair and reasonable market value of the property is Rs.
(Rupees only)

Date:
Signature
(Name of the Branch Manager with official seal)

The repon is not to be referred ifthe purpose

is dffirent other than mentioned.
 t0il4
GEMINI ASSOCIATES

Annexure-Il
Format - E

DECLARATION FROM VALUERS

I hereby declare that-

a) The information firnished in my valuation report dated - 11.05.2023 is true and correct to
the best of my knowledge and belief and I have made an impartial and true valuation of the
property.

b) I have no direct or indirect interest in the property valued.

c) [ have personally inspected & valued the right property on 09.05.2023. The work is not
sub-contracted to any other valuer and carried out by myself.

d) I have not been convicted of any offence and sentenced to a term of Imprisonment.

e) I have not been found guilty of misconduct in my professional capacity.

f) I have read the Handbook on Policy, Standards and procedure for Real Estate Valuation,

20llofthe IBA and this report is in conformity to the "Standards" enshrined for valuation
in the Part-B ofthe above handbook to the best ofmy ability.
g) I have read the International Valuation Standards (IVS) and the report submitted to the
Bank for the respective asset class is in conformity to the "Standards" as enshrined for
valuation in the IVS in "General Standards" and "Asset Standards" as applicable.
h) I abide by the Model Code of Conduct for empanelment of valuer in the Bank. (Annexure
Ill-Assigned copy of same to be taken and kept along with this declaration).
i) I am registered under Section 34 AB of the Wealth Tax Act 1957.
j) I am the proprietor / partner / authorized official of the firm / company, who is competent
to sign this valuation report.
k) Further, I hereby provide the following information

Covt A0pro*d
valuer {L&8)
Place: New Delhi Cal r/18&?012
Date: I1.05.2023 r. B. K.
(Govt Regd. V a

The report is not to be referred the purpose

f
is diflerent other thdn mentio ed.
 Ivt4
GEMINI ASSOCIATES

Sr. Particula rs \''aluer comment

No.
t background information of the asset Property is a vacant residential plot
being valued; situated at Plot No.3052, Ansal Versalia,
Sector-67d Gurugram, Haryana

2 purpose of valuation and appointing To determine the fair market value for
authority Principal / Collateral security / Equitable
mortgage

3 identity of the valuer and any other IWs Gemini associates

experts involved in the valuation; Prop.Er.BKSingh

4 disclosure of valuer interest or conflict, None

if any;
5 date of appointment, valuation date 09 05 .2023 , 09 .05 .2023 & | I .05 .2023
and date of report;
6 inspections and/or investigations On bank request
undertaken;
7 nature and souces of the information Market survey
used or relied upon;

8 procedures adopted in carrying out the As per detail report

valuation and valuation standards
followed;
9 restrictions on use of the report, if any' Yes for bank lending purpose

l0 major factors that were taken into Type / size/ location

account during the valuation;
1l Caveats, limitations and disclaimers to None
the extent they explain or elucidate the
limitations faced by valuer, which shall
not be for the purpose of limiting his
responsibility for the valuation report.

Place: New Delhi

Date: I1.05.2023 Covl &foved
vd!e( (l-&8)
cd-1/1 862012

Er. K.
(Govt. Regd. V

The report is not to be referred f the purpose

is different other than mentioned.
 12114

GEMINI ASSOCIATES

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 13114

GEMINI ASSOCIATES

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The report is nol to be referred if the purpose

is different other than mentioned.
 t4n4
GEMINI ASSOCIATES

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SMT. PARIT{ILA w/O SH. DEV RAJ BTIADANA

PLOT NO.3052. ANSAL VERSALIA. SECTOR-67A. GTIRUGRAM. HARYANA.

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*
Valuei (l-E B) t
The reporl is not to he referred f the Wrpose . cd-r/1e62012 l.)
is diferent other than mentioned.
ADS